Built around how you actually stay
Two private villas, one on the beach in Klungkung, one a short walk from Seminyak’s restaurants. Both come with a private pool, a full staff team, and an in-villa cook who shops the morning market for what you order that day. The point is not the brochure language. The point is that the kettle is on before you reach the kitchen.
What we are building
A small portfolio of private villas in Bali that work the way a good private home works. Staffed properly, cooked for properly, kept properly. Two houses for now: a 7-bedroom estate on the black sand at Tegal Besar, and a 12-bedroom complex two minutes from Seminyak Beach. We add a property only when we would happily put our own family in it. That is the standard, and the reason most guests come back.
Two villas, one standard
Villa Rosita sits on the black sand at Tegal Besar in Klungkung, seven ensuite bedrooms above an 18-metre infinity pool, Nusa Penida across the strait. The Urban Retreat sits in central Seminyak, three private villas behind one gate, bookable singly or together as a 12-bedroom estate. Different settings, same staffing model, same in-villa cook, same direct line to ownership.
Privately owned, personally run
Both properties are owned by the founders, not leased from absent landlords or run as a label on someone else’s building. The houses were chosen, styled, and furnished by ownership, including the artwork. Decisions about how each villa runs are made by people who actually sleep in them.
A full staff team in every villa
Each villa runs with a butler, an in-villa cook, a villa manager, and a housekeeping team. The cook shops the morning market for what you order that day. The villa manager handles bookings for drivers, surf lessons, and restaurants. Most of the team has been with the property for years, which is why service feels like a household, not a shift rota.
Food at cost, plus 20%
No restaurant mark-up, no inflated wine list, no theatre. The cook buys what you order from the morning market, you pay the receipt cost, and a flat 20% service charge covers cooking gas and the team’s time. Tea, filter coffee, and filtered water are on the house. Dietary needs and allergies are noted in advance and built into the shop.
One contact, start to finish
Book direct and you deal with the same small team from first enquiry to check-out. One WhatsApp number, one email thread, one person who can sign things off. No call centre, no third-party middle layer, no commission baked into the nightly rate. If something is wrong at 11pm, the message reaches a person who can fix it.
Built to be returned to
Around a third of guests book a second stay within eighteen months, often in the same villa, sometimes switching coast for city. That number is the closest thing we have to an honest review of how we run the houses. Repeat guests get priority on dates, and the team remembers how you take your coffee.
The detail you notice on day two
Interiors that hold up after the welcome drink
Most villa interiors are styled for the first photograph and the first hour. These hold up after that. The art was chosen by the founders, not pulled from a stock supplier. The furniture is sized to the room, not the brochure. At Villa Rosita the living pavilion opens straight onto the pool deck and the sea behind it. At The Urban Retreat the three villas each have their own character, from the rooftop pool table at Villa Dua to the cinema room and the day-bed pool deck at Villa Tiga. Different houses. The same eye behind them.
Who are Boutique Villas Bali?
Boutique Villas Bali is a private villa rental company managing two properties in Bali: Villa Rosita, a 7-bedroom oceanfront estate on the east coast, and The Urban Retreat, a three-villa complex in central Seminyak. Both come with a full staff team, a private pool, and an in-villa cook. We sit between branded resorts and basic short-lets, offering the privacy of a private home with the service of a small hotel.
What is your business model?
Two villas, two settings, the same standard. The Urban Retreat sits in central Seminyak, a short walk from the restaurants on Jl. Kayu Aya, and works for guests who want the city. Villa Rosita sits on the black sand at Tegal Besar in Klungkung, 90 minutes from the airport, for guests who want quiet, space, and the sea outside the room. Both bookable singly, both run by the same team.
What makes a stay with Boutique Villas Bali different?
Each villa runs as a private household, not a hotel. You get a butler, an in-villa cook, a villa manager, and housekeeping in the rate. Food is charged at grocery cost plus a 20% service charge, so there is no restaurant mark-up on what you eat. Both properties were chosen, furnished, and styled by the founders, including the artwork.
Do you have a sustainability policy?
Yes. Three of our villas, Villa Satu, Villa Tiga, and Villa Rosita, are Sustonica eco-certified. Across both properties we run on-site water filtration with refillable jugs delivered to rooms, no single-use plastics, LED lighting and smart fixtures, rainwater harvesting, and locally-sourced art and decor. Sustainability sits inside how the houses are run, not as a separate marketing line.
The Urban Retreat
What is The Urban Retreat?
The Urban Retreat is a three-villa complex in central Seminyak, under ten minutes on foot from the restaurants on Jl. Kayu Aya and three minutes by car to Potato Head. Each villa has its own private pool, full kitchen, and a dedicated team that includes a butler and an in-villa cook. The three sit behind one gate on 1,500 m² of land, bookable singly or together.
How many villas are part of The Urban Retreat?
Three: Villa Satu, Villa Dua, and Villa Tiga. They can be booked individually, in pairs, or as the full 12-bedroom estate known as The Sanctuary, which sleeps up to 35 and is licensed for events of up to 50 guests.
Can the three villas be booked together?
Yes. Booked as a single estate, the three villas operate as The Sanctuary: 12 bedrooms, three private pools, two roof terraces, a shared games room and gym, and a dedicated team across the complex. It suits multi-generational holidays, wedding parties, retreats, and corporate offsites. Direct booking carries a 10% discount on the whole-complex rate.
Villa Satu specifications
350 m² across two floors. 3 bedrooms, 4 bathrooms, sleeps 6 to 8. Private pool with day beds and a Balinese bale, 60″ Smart TV with streaming, full kitchen, library, garden terrace. Sustonica eco-certified. Full staff team including in-villa cook, butler, and housekeeping. Free on-site parking.
Villa Dua specifications
450 m² across two floors. 5 bedrooms, 6 bathrooms, sleeps 10 to 15. Private pool, full kitchen, home cinema room with JBL sound, dedicated workspace, master bathroom with bathtub. Roof terrace with pool table. Largest of the three villas. Full staff team including in-villa cook, butler, and housekeeping.
Villa Tiga specifications
400 m² across two floors. 4 bedrooms, 4.5 bathrooms, sleeps 8 to 12. 10-metre private pool with the largest day-bed area in the complex, 70″ Smart TV with JBL sound, rooftop terrace with mood lighting. Sustonica eco-certified. Full staff team including in-villa cook, butler, and housekeeping.
Is there a gym?
Yes. A private on-site gym is shared across the three villas and is included for all Urban Retreat guests at no extra charge.
How close is The Urban Retreat to Seminyak Beach?
Two minutes by car, or roughly a 15-minute walk. Jl. Kayu Aya, Seminyak’s restaurant strip, is under 10 minutes on foot at about 650 metres from the gate. Seminyak Square is around 13 minutes on foot, Petitenget Temple about 19 minutes, and Denpasar airport (DPS) is roughly 15 minutes by car in light traffic.
Villa Rosita
Where is Villa Rosita located?
Villa Rosita sits on Tegal Besar beach in Klungkung, on Bali’s east coast, directly on the sand with Nusa Penida visible across the strait. The beach is black volcanic sand and the surf break is visible from the villa at low tide. Drive times in light traffic: Sanur 30 to 40 minutes, Ubud about 45 minutes, Denpasar airport about 90 minutes, Seminyak about 90 minutes.
What are the specifications of Villa Rosita?
1,800 m² of land across two floors.
7 ensuite bedrooms, 8 bathrooms in total (6 ensuite and 2 half), sleeps up to 21 guests.
18-metre infinity pool facing the sea.
Wi-Fi at 250+ Mbps.
Full staff team including private chef, butler, villa manager, and housekeeping.
Sustonica eco-certified.
Booked only as the whole villa, not by the room.
Indoor amenities
Open-plan living and dining pavilions, fully equipped kitchen, private gym, games room with pool table, library, Smart TVs and entertainment systems across the main living areas, air conditioning, espresso machine, safe box, and 250+ Mbps Wi-Fi.
Outdoor amenities
18-metre infinity pool facing the sea, outdoor jacuzzi, koi pond, beachfront gazebo, Balinese bale, ocean-view patio and outdoor dining areas, gardens running down to the beach, and free on-site parking.
Is Villa Rosita suitable for weddings and events?
Yes. With 7 ensuite bedrooms, 1,800 m² of land, beachfront access, and capacity for up to 21 in-house guests, the estate works well for weddings, milestone birthdays, family reunions, and small corporate retreats. The pool deck, the beachfront gazebo, and the lawn down to the sand each work as a ceremony or dinner setting. Larger event capacities and supplier requirements are quoted case by case.
Can Villa Rosita be booked by the room?
No. Villa Rosita is offered only as a whole-villa booking. Pricing covers the full 7 bedrooms, the staff team, and the use of the entire estate, including the pool, gym, games room, and beachfront. This keeps the property fully private for one group at a time, with no shared spaces.
How do I check availability and rates?
Direct booking enquiries go to book-directonline.com/properties/VillaRositaBalidirect, or via WhatsApp on +62 899-0899-011. Rates vary by season, length of stay, and current promotions, so a direct enquiry usually returns a better quote than the listed range.
Services, Amenities, and Events
What is included in every stay?
A full staff team comes with the villa, not as an add-on. That covers the in-villa cook or private chef, a butler, the villa manager, daily housekeeping, and overnight security. Also included: the private pool, the gym, 250+ Mbps Wi-Fi, filtered drinking water delivered to rooms, tea, and filter coffee. There is no separate service charge layered on top of the room rate for any of this.
What additional services can be arranged?
In-villa massage and beauty treatments, yoga and sound healing, private fitness sessions, private drivers and airport transfers, surf lessons, day trips to Nusa Penida from Villa Rosita, and restaurant or club bookings in Seminyak. The butler and villa manager handle the booking, the timing, and the supplier. Quoted case by case based on what you want and when.
Is there a chef included?
Yes, at both properties. Villa Rosita includes a private chef who plans menus with you in advance. The Urban Retreat villas include an in-villa cook who shops the morning market for what you order that day. In both cases food is billed at grocery cost plus a flat 20% service charge that covers cooking gas and the cook’s time. Tea, filter coffee, and filtered water are on the house.
Can the villas host weddings and events?
Yes. Villa Rosita hosts weddings, milestone birthdays, family reunions, and small corporate retreats on its 1,800 m² beachfront estate, with the pool deck, the beachfront gazebo, and the lawn down to the sand each working as a ceremony or dinner setting. The Urban Retreat hosts events of up to 50 guests when booked as the full 12-bedroom estate, The Sanctuary, with three pools, two roof terraces, and a dedicated team across the complex.
What event support is available?
For in-house gatherings of resident guests, the villa team handles the setup, the menu, and the service directly. For larger events with outside guests, the villa works with a short list of trusted local planners who run catering, styling, florals, music, and on-the-day coordination. The villa team stays involved as the on-site point of contact. Event enquiries are quoted on a case-by-case basis after a planning call.
Booking, Payments, and Commercial Terms
How does the booking process work?
Four steps. You send an enquiry through the website, WhatsApp, or email. The team replies with availability and a quote, usually the same day. Dates are held for 48 hours pending payment, or 24 hours on last-minute bookings. The booking is confirmed once the deposit is received. From that point you deal with the same small team through to check-out.
What are the payment terms?
A 50% deposit secures the booking. The balance is due 30 days before arrival. Bookings made within 30 days of arrival are paid in full at the time of booking. Non-refundable rates, including the last-minute and NRF5 promotions, are paid in full up front and follow the cancellation terms attached to that rate.
What is the cancellation policy?
Cancellations made more than 30 days before arrival have the second payment waived, with the deposit refundable subject to season and processing fees. Cancellations made within 30 days of arrival are non-refundable. Non-refundable promotional rates cannot be cancelled or refunded once booked. Travel insurance that covers cancellation is strongly recommended, particularly for peak season dates and group bookings.
How can I pay, and are there any card fees?
Payments are processed through Xendit, which accepts major credit cards, bank transfer, and local payment methods. Card payments in IDR carry a 3% processing fee. Bank transfer in IDR has no surcharge. The team will send a secure payment link with each invoice, so there is no need to share card details by email.
Is booking direct cheaper than booking through Airbnb or Booking.com?
Yes. The website rate sits below the OTA rate by the commission those channels charge, and direct guests get access to promotions that are not available on Airbnb or Booking.com, including the 2026 Stays save 20% promotion (in-villa cook included, 60+ days before check-in), the 10% Sanctuary whole-complex discount, and the last-minute save 35% rate. Promotions cannot be combined. Full terms are at boutiquevillas-bali.com/promotion.
What is the policy on late check-outs?
Late check-out is subject to the next booking. When the villa is free, the fees are a percentage of the nightly rate: 25% until 3pm, 50% until 5pm, 75% until 7pm, and 100% after 7pm. The villa team will confirm availability the day before check-out so that travel plans can be arranged with certainty.
Guest Rules & Responsibilities
Damages
Guests are responsible for any damage or loss that occurs during the stay, including to furniture, fixtures, art, and equipment. The cost of repair or replacement is charged to the booking. In cases of serious or wilful damage, the villa reserves the right to end the stay without refund.
Overnight guests
Only registered guests may stay overnight. Adding extra guests, subletting the villa, or sharing it with people not named on the booking is not permitted without prior written approval from the villa. Capacity limits per property are set for safety, insurance, and service reasons and are not flexible without that approval.
Noise and parties
Both villas sit in residential neighbourhoods, so the rules around noise are taken seriously. Loud music and parties are not permitted after 10pm without prior approval from the villa. Events of any size require advance approval from the villa and, where applicable, the relevant local permits. Quiet in-villa dinners and gatherings within the registered guest count do not need approval.
Liability
Guests stay at their own risk. The villa is not liable for injury, illness, loss, or damage suffered by guests or their visitors during the stay, including loss or damage to personal belongings. Where liability is established, it is limited in all cases to the total rental amount paid for the booking. Travel and personal insurance is the responsibility of the guest.
Bali Travel Information
What is there to do near Villa Rosita on the east coast?
The east coast is the quieter side of Bali, built around the sea and the temples. Tegal Besar itself is a working surf beach with a left-hand break visible from the villa at low tide. Inland, Tirta Gangga and Taman Ujung are two royal water palaces near Karangasem, both around 90 minutes by car and a full half-day with lunch. Goa Gajah, the Elephant Cave temple, sits between the villa and Ubud and is a natural mid-route stop. Pura Masceti, a beachfront temple, is 15 minutes up the coast.
What about diving and snorkelling on the east coast?
The east coast holds Bali’s strongest underwater sites. The USAT Liberty wreck at Tulamben sits in 5 to 30 metres of water and is one of the most accessible wreck dives in Southeast Asia, about two hours by car from Villa Rosita. Amed and Candidasa offer reef snorkelling and shore dives suitable for beginners. The villa team books dive operators with PADI-certified guides, transport, and a packed lunch from the cook.
What is there to do near The Urban Retreat in Seminyak?
The Urban Retreat sits in central Seminyak, two minutes by car from Seminyak Beach and under ten minutes on foot from Jl. Kayu Aya, known locally as Eat Street, where the bulk of Seminyak’s restaurants and bars sit. Petitenget Temple is about 19 minutes on foot. Potato Head Beach Club is three minutes by car. Seminyak Square, the central shopping cluster, is around 13 minutes on foot from the gate. Canggu is 15 minutes by car for surf and beach clubs, Ubud about 60 to 75 minutes inland for rice terraces and the art markets.
What Balinese dishes should I try?
A short list worth ordering, either through the in-villa cook or in a local warung. Nasi goreng, the Indonesian fried rice, usually with a fried egg on top. Babi guling, Balinese suckling pig, traditionally a ceremonial dish and best eaten at lunch in a specialist warung. Bebek betutu, slow-cooked duck wrapped in banana leaf and roasted in spices, usually pre-ordered the day before. Lawar, a mix of vegetables, grated coconut, and minced meat. Sate lilit, minced fish or chicken wrapped around lemongrass skewers. The in-villa cook can prepare any of these as part of the daily menu.
Where can I shop for art and local crafts?
Sukawati Art Market, about an hour from Villa Rosita and 45 minutes from Seminyak, is the traditional source for Balinese paintings, woodwork, and textiles. Celuk village, on the same route, has specialised in silver and goldwork for generations and is where most Bali jewellery actually comes from. Seminyak itself carries the higher-end boutiques and concept stores along Jl. Kayu Aya and Jl. Petitenget. The villa manager can arrange a half-day driver loop covering one or both, with stops for lunch.
How do I get around in Bali?
Four options, in rough order of how guests use them. Private car with a driver, the default for most villa stays, since the driver waits while you eat, shop, or swim, and the hourly cost is low. Taxis through the Grab and Gojek apps, useful for short hops inside Seminyak. Scooters, only for confident riders with a valid international licence, since traffic and road conditions are not forgiving. Public buses and shuttles, cheap but slow and not generally recommended for villa guests. The villa team books drivers from a small list of regulars, with set prices for airport runs, day trips, and full-day hires.
What is the best way to get from Denpasar airport to the villas?
The villa team arranges private airport transfers in air-conditioned vehicles, with a meet-and-greet at the arrivals exit. The Urban Retreat is about 15 minutes from the airport in light traffic, so transfers are usually quick. Villa Rosita is about 90 minutes from the airport, and the team will time the pick-up around the flight and the traffic window, with cold towels and water in the car. Transfer pricing is shared in the booking confirmation.
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At Boutique Villas Bali, luxury is more than just a word—it’s an experience crafted with care. With exclusive events and tailored services, every detail is designed to make your stay extraordinary. Step into a world where luxury meets genuine warmth, and you are always our esteemed VIP guest.
